What a replacement looks like on West Ashley roofs.
West Ashley is the neighborhood where a roof is most likely to be on its third cycle. The 1950s and 1960s brick ranches along Savannah Highway and Ashley River Road, South Windermere, Ashley Hall and West Ashley Plantation, were roofed once when built, once in the 1990s, and are due again now. A third tear-off usually means the decking gets looked at hard, and we price that in writing.
The 1980s and 1990s subdivisions, Shadowmoss and Church Creek, are on their second shingle with the original ventilation, and the 2000s Carolina Bay two-stories off Bees Ferry Road are arriving at their first replacement with builder-grade architectural shingle. All three eras price off the same published ladder.
The live oak canopy over Avondale, Byrnes Downs and South Windermere is the defining West Ashley condition. Low-pitch ranch roofs under oaks hold leaves and moss, so every install here gets full ice and water barrier at the valleys and eaves and a ventilation plan for a long single-story attic.
Most West Ashley addresses are inside the City of Charleston, so the permit and final inspection go through the City, and streets in the flood zones along the Ashley River and in the Church Creek basin get a closer permit review. We confirm the jurisdiction from your address and pull the permit under your order.
1940s and 1950s cottages in Avondale and Byrnes Downs; 1950s to 1970s brick ranches with low pitch and long single-story runs along Savannah Highway and Ashley River Road in South Windermere, Ashley Hall and West Ashley Plantation; 1970s and 1980s Parkshore two-stories; 1980s and 1990s Shadowmoss and Church Creek architectural-shingle subdivisions; 2000s Carolina Bay builder-grade two-stories off Bees Ferry Road.
Twenty-five minutes from Mount Pleasant across the Ravenel Bridge and out Highway 17, with James Island and Johns Island on the same dispatch run down Savannah Highway.
(843) 284-6333
Jeff Ramsden, founder. 5+ years as a VP at Reimagine Roofing, 1,000+ roofs overseen.
Call (843) 284-6333West Ashley prices track the published ladder. Brick ranches with a low-slope addition or a carport tie-in are priced for that detail in the written estimate, before tear-off day.
Monthly ranges assume the price shown financed over 180 monthly payments with $0 down at 7.99% to 15.99% APR. Your lender sets your APR based on credit approval. Not all applicants qualify. Same price whether you pay cash or finance. Plan your monthly payment → See the four packages →
What is included in every West Ashley job.
Asked in West Ashley.
How much does a roof replacement cost in West Ashley?
Most West Ashley replacements run $13,200 to $29,150. 1,800 sq ft brick ranch, Byrnes Downs on Lowcountry Classic runs $13,200 to $14,450. 2,000 sq ft ranch with low-slope addition, Shadowmoss on Peace Of Mind runs $17,400 to $19,100. 2,600 sq ft two-story, Carolina Bay on High Wind runs $26,700 to $29,150. Your written price is fixed before work starts.
What does the City of Charleston require for a re-roof permit in West Ashley?
Most West Ashley addresses are inside the City of Charleston, where a roof replacement is filed as a Roofing, Single Family/Duplex Dwelling alteration/repair permit with the City's Residential Alterations/Additions application. The City's guideline names the roof covering on the application and calls for Type H asphalt shingles unless otherwise specified. Metal or elastomeric roofs need the manufacturer's specifications, and a residential building final inspection closes the permit. We file it, list the product and its wind rating, and meet the inspector for the final.
How long does a roof replacement take?
Most Lowcountry homes under 3,000 square feet are torn off and re-roofed in one day. Larger or steeper homes take two. Weather delays are the only thing that changes that.
Will insurance pay for my roof?
If the damage is from wind or a named storm, often yes. That is your insurer's decision, and the claim is yours. We give you a photo-documented damage report and meet your adjuster on the roof to show them what we found. Age and wear alone are not covered.
What shingles do you install?
TAMKO Titan XT and Heritage architectural shingles as standard. Titan XT carries a 160 MPH wind warranty when installed with six nails.
Do I need HOA or historic approval?
In many Lowcountry neighborhoods, yes. I'On, Old Village, Daniel Island, Kiawah and the Charleston peninsula all review roofing. We prepare and submit the paperwork with your order.
What is the best season to replace a roof here?
Any month works. Fall and winter have the most open schedule and the least storm risk. Spring and early summer book fastest ahead of hurricane season.